RCA (Real Capital Analytics) June Capital Trends Reports were published today. I offer you a few choice morsels:
1. Apartments: Some encouraging signs include some larger deals now in contract, the emergence of new buyers and the return of some investors after a year or more on the sidelines.
2. Industrial: Drop in transactions is on par with other property types but defaults and foreclosures in the have been relatively mild so far compared to other property types.
3. Retail: Sales volume languish and the inventory of properties for sale swells and defaults and foreclosures proliferate.
4. Office: Some signs that investment trends are stabilizing. Although they are not improving on an absolute basis, the pace of decline is slowing.
Friday, June 26, 2009
Tuesday, June 16, 2009
Barron's reports: The US home-foreclosure rate fell in May for the first time since January. But with filings on 321,480 homes in May, it hardly suggests housing is out of the woods.
Indeed, multifamily properties have begun to feel the stress of the credit crisis, with apartment defaults spiking to 3% in recent months, versus an average monthly rate of less than a half-percent in the past eight years. And with unemployment up and rents and occupancy down since the start of the year, the numbers are poised to get worse. So says Mike Kelly, president and co-founder of Caldera Asset Management, a multifamily-real-estate consulting firm: "It's the single-family world, just two years later."
First-quarter multifamily apartment transaction volume fell more than 70%, according to Real Capital Analytics. Kelly says the situation in the $880 billion multifamily debt market is likely to get only worse, with $7 billion of such asset-backed securities coming due next year.
Meanwhile, the average capitalization rate for multifamily properties has risen by two percentage points since 2007, to about 7.5%. The capitalization rate, similar to the yield on a bond, is calculated by dividing annual net operating income by total debt and equity,
Although apartment cap rates have moved closer to those of other properties, their costs of borrowing (largely from government-sponsored entities) are typically up to 1.5 percentage points lower than for other commercial properties, Real Capital Analytics noted in its May report. Its conclusion: This is "a buying opportunity."
Indeed, multifamily properties have begun to feel the stress of the credit crisis, with apartment defaults spiking to 3% in recent months, versus an average monthly rate of less than a half-percent in the past eight years. And with unemployment up and rents and occupancy down since the start of the year, the numbers are poised to get worse. So says Mike Kelly, president and co-founder of Caldera Asset Management, a multifamily-real-estate consulting firm: "It's the single-family world, just two years later."
First-quarter multifamily apartment transaction volume fell more than 70%, according to Real Capital Analytics. Kelly says the situation in the $880 billion multifamily debt market is likely to get only worse, with $7 billion of such asset-backed securities coming due next year.
Meanwhile, the average capitalization rate for multifamily properties has risen by two percentage points since 2007, to about 7.5%. The capitalization rate, similar to the yield on a bond, is calculated by dividing annual net operating income by total debt and equity,
Although apartment cap rates have moved closer to those of other properties, their costs of borrowing (largely from government-sponsored entities) are typically up to 1.5 percentage points lower than for other commercial properties, Real Capital Analytics noted in its May report. Its conclusion: This is "a buying opportunity."
Sunday, June 14, 2009
GLOBAL SALES HIT BOTTOM: No Rebound, but Little Room Left to Fall
“Global transaction volume continues at a remarkably sluggish rate—and that is good news. Although Q2’09 sales are now estimated at $48.6 b worldwide, a 67 % year-over-year drop, the decline from Q1 volume could be as little as 5%, indicating a plateau has been reached, although there is no recovery in sight. Quarterly volume projected for the Americas is almost negligible at $8 b, a 6% consecutive drop but an 83 % fall yoy. EMEA is likely to take the most dramatic hit from the first quarter, down 24 % at $17.3 b and 71 % yoy. But with Australia, Japan and China beginning to stabilize, Asia Pacific sales are expected to be positive with an 18 % gain on the prior quarter at $23.3 b. That’s nearly half of estimated global volume and marks Asia Pacific’s first quarterly lead in sales worldwide—even as the Americas accounted for just one-sixth of that volume.”
“Global transaction volume continues at a remarkably sluggish rate—and that is good news. Although Q2’09 sales are now estimated at $48.6 b worldwide, a 67 % year-over-year drop, the decline from Q1 volume could be as little as 5%, indicating a plateau has been reached, although there is no recovery in sight. Quarterly volume projected for the Americas is almost negligible at $8 b, a 6% consecutive drop but an 83 % fall yoy. EMEA is likely to take the most dramatic hit from the first quarter, down 24 % at $17.3 b and 71 % yoy. But with Australia, Japan and China beginning to stabilize, Asia Pacific sales are expected to be positive with an 18 % gain on the prior quarter at $23.3 b. That’s nearly half of estimated global volume and marks Asia Pacific’s first quarterly lead in sales worldwide—even as the Americas accounted for just one-sixth of that volume.”
Friday, June 5, 2009
When people, claiming to be economists and having missed calling the downturn, say we are nearing the “bottom” of the recession, I just smile.
In real estate, everything is driven by JOBS. We now have a reported 9.4% unemployment rate. We have lost 6 million jobs and now over 14 million people are out of work. However, if we counted the people who have become discouraged and left the job market, the rate would be over 16%.
I do not think it is good to take what is happening in the short term and make long-term judgments. With the exception of a few, no one saw this coming and certainly not this bad.
At the moment, we do not know the rules of the game. We do not know how to price things and, therefore, we do not see many transactions. Unless people absolutely need to sell, everyone will stand pat and wait. Sam Zell said it best: "I think it was Confucius that said 'Banks don't recognize securities'."
Everyone will be looking to get in a position of liquidity. At the moment, the only liquidity in the real estate market is found in REIT stocks. People may not like the values, on either side, but it is the only place at the moment.
If we examine what has happened in one of the hottest residential markets, we can see that there is very little liquidity today in property. In West Los Angeles, one of the hottest residential markets in the country, in the last three years, the number of houses sold has dropped 80% and the prices have declined 40%.
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